The following information is designed to provide a general understanding of Landlords legal obligations when letting their Property.

We also provide sensible advice on how to optimise rental income within a minimum timescale, avoiding painful void periods as well as helping landlords to understand how they can ensure that for the life of the tenancy maintenance issues are kept to a minimum. Our representatives look at the general condition of the whole property with Landlords to advise which areas require attention.

We will be pleased to provide further guidance.

Energy Performance Certificates (EPC)

The Energy Performance Certificate (EPC) gives home owners, tenants and buyers information on the energy efficiency of their property. Landlords are required by law to make the EPC available to tenants, free of charge, before entering into a contract to sell or let.

We will be happy to arrange provision of certificates on our Landlord clients’ behalf.

Tenancy Deposit Scheme

From 6th April 2007 all deposits taken by Landlords and or Agents must be safeguarded by one of three Government approved schemes.

Landlords can choose which scheme they wish to use and must safeguard each deposit and inform the Tenant which scheme has been used within 14 days of receiving the deposit.

Orchard & Shipman are members of the Tenancy Deposit Scheme (TDS). We are authorised and insured to hold tenancy deposits and where instructed to do so on behalf of our clients, we ensure deposits are registered within the specified timescale.

Copies of the deposit registration certificates are forwarded to the Tenants to satisfy the Landlords legal obligations and to our Landlords for their records and peace of mind.

Fire and Furnishing Regulations

Under “The Furniture and Furnishings (Fire) (Safety) Regulations Act1988 (as amended 1993)” Landlords are required to ensure that all upholstered furniture carries a permanently fixed label detailing that the item complies. Our representatives will be able to assist you in confirming which items comply.

Smoke Detectors

Unless the property is to be used as a House in Multiple Occupation (HMO) the provision of one lithium battery operated smoke detector on each floor is sufficient. During the term of the tenancy the Tenants will then be responsible for the maintenance of the detectors.

Gas

A GAS SAFE engineer must inspect the gas supply and all appliances on an annual basis and a copy of the CP12 provided to us. And we will inform you when your Gas Safety Certificate is near the end of its 12 month validation period and arrange for your new certificate.We recommend that you provide a Heating Systems Service contract.

Electrical Appliances

We strongly recommend that an approved NICEIC (17th Addition amended) approved electrician inspects your property to provide a Periodic Inspection Report. All electrical appliances (with a 3 pin plug) need to be tested (P.A.T) and written instructions provided for each appliance

Tax and Overseas Landlords

Rental income on a rented property is taxable. Landlords are required to inform the Inland Revenue that the property is being let.Overseas Landlords will need to obtain a NRL1 form or alternatively Orchard & Shipman will pay the Inland Revenue on behalf of the Landlord, with the total sum being deducted from the rent.

Décor

Less is more. Properties should appeal to the tastes of as many tenants as possible. Using neutral colours allows a tenant to envisage their own personal touches. A fresh coat of paint will make all the difference.

Damp or Condensation

Any evidence of damp or condensation on the walls, ceilings, cupboards or windows will inevitably put tenants off and cost Landlords if left unattended. Early preventative action is a must.

Flooring

Flooring should be neutral and hard wearing particularly in areas susceptible to higher degrees of wear and tear. Avoid carpets in bathrooms and kitchens. Grubby carpets should be professionally cleaned or replaced.

Kitchens

A good range of well maintained appliances is essential. Few tenants want a property without these items even when looking for unfurnished properties.

Showers

Showers are an essential item in many tenants’ minds and can be easily installed.

Gardens / 1st Impressions

The exterior is an extension of the property and forms part of the curb appeal. Landlords should ensure that the exterior is well presented, usable wherever possible and a low maintenance space for the tenant to enjoy.

General Condition

Vacant properties should have no trace of the previous occupant in order that a tenant can envisage themselves living there. This requires cleaning throughout to a professional standard.